City of West Hollywood Rent Stabilization Housing RSO

City of West Hollywood Rent Stabilization & Housing RSO Building Blocks HOW EVICTIONS WORK: Rules for Landlords and Property Managers

Evictions For additional information regarding Evictions, please reference : RSO Chapter 17. 52: Permissible Reasons For Permanently or Temporarily Terminating or Refusing To Renew Tenancy or Form 70: Eviction Ordinance Hot Topics � Grounds For Termination (17. 52. 010) � Relocation Fees ( 17. 52. 020) � Retaliation (17. 52. 040) � Ellis Act

Grounds for Termination (17. 52. 010) A tenancy shall not be terminated, nor shall its renewal be refused, except for one or more of the following reasons : - Nonpayment of Rent Violation of Obligation of Tenancy Surviving Tenant Nuisance Illegal Use Refusal to Renew Lease Refusal to Provide Access Subtenant Resident Manager or Employee Pre-existing Tenant Before Becoming Resident Manager Temporary Absence from Principal Residence - - Owner or Relative Occupancy Corrections of Violations Foreclosure Withdrawal of Residential Rental Structure From Rental Market Transfer to a Different Unit Inclusionary Housing Units Demolition of Rental Units Owned by Certain Organizations in Order to Construct Low and Moderate-Income Housing Renter’s Insurance

Relocation Fees (17. 52. 020) (a). Generally. When a relocation fee is required by this title, the landlord must pay a relocation fee to the tenant simultaneously with the notice. Each household is entitled to one relocation fee. Household Relocation Fee Types are based on: 1. ) Unit Size 2. ) Being a Qualified or Lower-Income Tenant Please see, Form 96: Income Limits/Relocation Fees/ Relocation Counseling Fees for relocation fee details (b). No Waiver. A tenant cannot waive his or her right to receive a relocation fee required by this chapter; however, if a tenant does not vacate his or her rental unit by the deadline specified in a valid no-fault termination notice and if the landlord has not granted an extension, the tenant forfeits the relocation fee and must repay the fee to the landlord. (c). Fees Reviewed Annually. The City Council shall review the fees periodically.

Retaliation (17. 52. 040) If the dominant intent of the landlord in terminating a tenancy or refusing to renew a tenancy is retaliation against the tenant for exercising his or her rights under this title, and if the tenant is not in default as to the payment of rent, the landlord may not terminate the tenancy or refuse to renew the tenancy or cause the tenant to quit involuntarily. In an action to recover possession of a rental unit, proof of the exercise by the tenant of rights under the law within six months prior to the alleged act of retaliation shall create a rebuttable presumption that the landlord’s act was retaliatory.

Ellis Act (Removing A Property From The Rental Market) Under California state law, landlords may go out of the business of renting a residential building. The Rent Stabilization Ordinance of the City of West Hollywood includes this among the grounds for relocating tenants from a rental property and sets noticing standards and gives the tenants certain rights if their landlord decides to remove the property from the market. Important Ellis Factors to Consider: • Required Noticing • The Right of First Refusal to Move Back In • Extension to 1 -Year Notice for Seniors and Disabled • Relocation Fees for Each Household Unit • Requesting the Relocation Fees • Private Civil Settlements: Are They Okay? For additional information regarding the Ellis Act, please refer to: Form 67: Removing A Property From The Rental Market (Ellis Act) - Form 67: Removing A Property From The Rental Market (Ellis Act) California Civil Code Section 7060 – 7060. 7

Eviction Resource Information Rent Stabilization Housing Form 1: Ellis Packet Form 2: Owner Occupancy Packet Form 65: Owner/Relative Occupancy No-Fault Relocations Form 67: Removing A Property From The Rental Market (Ellis Act) Form 70: Eviction Ordinance Form 73: Relocations Following Foreclosures in Condominiums and Single Family Form 96: Income Limits / Relocation Fees / Relocation Counseling Fees Guide To Rent Stabilization Website (www. weho. org) - City of West Hollywood - Rent Stabilization Housing – Evictions (www. ca. org) Government Code Section 7060 -7060. 7 (Ellis Act) Rent Stabilization & Housing Division 8300 Santa Monica Blvd, West Hollywood, CA 90069 Phone: (323) 848 -6450 Email: rsd@weho. org